PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: September 15, 2016
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1 # 10 SUB PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: September 15, 2016 NAME SUBDIVISION NAME LOCATION Lot 12 Laughlin Industrial Park Subdivision Lot 12 Laughlin Industrial Park Subdivision 4485 Laughlin Drive South (South side of Laughlin Drive South, 2/10 mile± West of Laughlin Drive) CITY COUNCIL DISTRICT District 4 PRESENT ZONING AREA OF PROPERTY I-1, Light Industry District 1 Lot / 2.4± Acres CONTEMPLATED USE Planned Unit Development Approval to amend a previously approved Planned Unit Development to allow multiple buildings on a single building site with shared access and parking, and Subdivision Approval to remove a previous condition of approval from a legal lot of record. TIME SCHEDULE Under construction ENGINEERING COMMENTS Subdivision: FINAL PLAT COMMENTS (should be addressed prior to submitting the FINAL PLAT for acceptance and signature by the City Engineer): A. Provide all of the required information on the SUBDIVISION PLAT (i.e. signature blocks, signatures, certification statements, written legal description, required notes, legend, scale, bearings and distances) that is required by the current Alabama State Board of Licensure for Professional Engineers and Land Surveyors. B. Show and label all flood zones. C. Show and label the MFFE (Minimum Finished Floor Elevation) on each lot that contains an AE, V, or X (shaded) flood zone designation. D. Provide the Owner s (notarized), Planning Commission, and Traffic Engineering signatures. E. Add a note to the Plat stating that the approval of all applicable federal, state, and local agencies (including all storm water runoff, wetland and floodplain requirements) will be required prior to the issuance of a Land Disturbance permit. F. Provide a copy of the FINAL PLAT to the Engineering Dept. for FINAL PLAT review prior to obtaining any signatures.
2 G. After FINAL PLAT review by the Engineering Dept. provide the red-line markup, a copy of the revised original Final Plat, and the original when submitting for City Engineer signature. Planned Unit Development: 1. Any revision to the proposed site work will require the submittal of revised plans of both the Land Disturbance Permit and the ROW Permit for review and approval. 2. According to the FEMA flood map information, this property is located within a Special Flood Hazard Area. You will need to show and label the flood hazard area(s) on your plat and plans. Also, you will need to list the Minimum Finished Floor Elevation (MFFE) for the LOT. ADD THE FOLLOWING NOTES TO THE PUD SITE PLAN: 1. Any work performed in the existing ROW (right-of-way) such as driveways, sidewalks, utility connections, grading, drainage, irrigation, or landscaping will require a ROW permit from the City of Mobile Engineering Department ( ) and must comply with the City of Mobile Right-of-Way Construction and Administration Ordinance (Mobile City Code, Chapter 57, Article VIII). 2. A Land Disturbance Permit application shall be submitted for any proposed land disturbing activity with the property. A complete set of construction plans including, but not limited to, drainage, utilities, grading, storm water detention systems, paving, and all above ground structures, will need to be included with the Land Disturbance permit. This Permit must be submitted, approved, and issued prior to beginning any of the construction work. 3. Any and all proposed land disturbing activity within the property will need to be submitted for review and be in conformance with Mobile City Code, Chapter 17, Storm Water Management and Flood Control); the City of Mobile, Alabama Flood Plain Management Plan (1984); and, the Rules For Erosion and Sedimentation Control and Storm Water Runoff Control. 4. The approval of all applicable federal, state, and local agencies (including all storm water runoff, wetland and floodplain requirements) will be required prior to the issuance of a Land Disturbance permit. The Owner/Developer is responsible for acquiring all of the necessary permits and approvals. 5. The proposed development must comply with all Engineering Department design requirements and Policy Letters. TRAFFIC ENGINEERING COMMENTS Site is limited to three curb cuts to Laughlin Drive S with size, location and design to be approved by Traffic Engineering and conform to AASHTO standards. Any new on-site parking, including ADA handicap spaces, shall meet the minimum standards as defined in Section 64-6 of the City s Zoning Ordinance. URBAN FORESTRY COMMENTS Property to be developed in compliance with state and local laws that pertain to tree preservation and protection on both city and private properties (State Act and City Code Chapters 57 and 64)
3 FIRE DEPARTMENT COMMENTS All projects within the City Limits of Mobile shall comply with the requirements of the City of Mobile Fire Code Ordinance. (2012 International Fire Code). MAWSS COMMENTS: No comments REMARKS The applicant is requesting Planned Unit Development Approval to amend a previously approved Planned Unit Development to allow multiple buildings on a single building site with shared access and parking, and Subdivision Approval to remove a previous condition of approval from a legal lot of record. The proposed 2.4± acre, 1-lot subdivision fronts Laughlin Road South, a minor street with curb and gutter, which has a compliant right-of-way of 50-feet, making no dedication necessary. The site was most recently the subject of a Planned Unit Development application approved by the Planning Commission at its April 16, 2015 meeting. The site was also included in a Subdivision approved by the Planning Commission at its May 15, 2008 meeting. A condition of approval for the Subdivision was that sites with more than 200 linear feet of street frontage (such as the subject site) be limited to two curb-cuts. The site plan submitted with the PUD application approved in 2015 illustrated a total of three curb-cuts, therefore a condition of approval was placed on the site stating that the third curb-cut was to be removed in keeping with the Subdivision conditions. The applicant is currently requesting that these conditions limiting the site to two curb-cuts be changed to allow three curb-cuts for the site as originally proposed. It should be noted that the site received land disturbance and building permits earlier this year to begin construction on the new building on the site. The entire site appears to be depicted as an Industrial Area, per the recently adopted Map for Mobile Plan. The intent of an Industrial Area is to allow for: Minimize impacts to adjacent properties; Connect to major infrastructure for ease of major industry; Better streetscaping and aesthetic improvements; Connect to nearby areas through transit accommodation for ease of workers access. It should be noted that the Map for Mobile Plan is meant to serve as a general guide, not a detailed lot and district plan or mandate for development. Moreover, the Plan allows the Planning Commission and City Council to consider individual cases based on additional information such as the classification request, the surrounding development, the timing of the request, and the appropriateness and compatibility of the proposed use and, where applicable, zoning classification. The site has an existing sidewalk which will be maintained, as do all other developed lots in the parent Subdivision and currently undeveloped lots will be required to have once developed, thereby complying with Map for Mobile s intent for connection for workers access
4 Furthermore, the site will maintain full compliance with tree planting and landscape area requirements, thus contributing to the aesthetic contributions of the site. The proposed site plan is identical to that of the originally proposed site plan in It should be noted that the proposed third driveway is illustrated as only being 14 wide, which is not sufficient for two-way traffic. However, as this driveway is illustrated as terminating at the building currently under construction, and not a parking area, it can be inferred that the proposed driveway will serve as a delivery access. The proposed site plan submitted with the application does not illustrate tree plantings to comply with tree planting requirements; however, the site does have calculations indicating that compliance with tree planting landscaped area will be maintained. It should be noted that the site plan submitted at the time of permitting illustrated full compliance with these requirements. Subdivision review examines the site with regard to promoting orderly development, protecting general health, safety and welfare, and ensuring that development is correlated with adjacent developments and public utilities and services, and to ensure that the subdivision meets the minimum standards set forth in the Subdivision Regulations for lot size, road frontage, lot configuration, etc. Regarding the Subdivision, the proposed lot exceeds the minimum size requirements of Section V.D.2. of the Subdivision Regulations. The lot size is provided in acres, and if approved, should be provided in square feet as well as acres. The preliminary plat depicts a 25 minimum building setback line along Laughlin Drive South as required by Section V.D.9. of the Subdivision Regulations. This setback should be depicted on the Final Plat, if approved. It should also be noted that there are two drainage and utility easements on the site as well an AT&T easement. If approved, a note should be placed on the Final Plat stating that no structures are allowed in any easements. RECOMMENDATION Subdivision: The Subdivision request is recommended for Tentative Approval, subject to the following conditions: 1) retention of the 25 minimum building setback line; 2) provision of the lot size in square feet and acres; 3) placement of a note on the site plan stating that the lot is limited to three curb-cuts to Laughlin Drive South, with driveway number, size, location and design to be approved by Traffic Engineering and conform to AASHTO standards; 4) comply with Traffic Engineering comments (Site is limited to three curb cuts to Laughlin Drive S with size, location and design to be approved by Traffic Engineering and conform to AASHTO standards. Any new on-site parking, including ADA handicap spaces, shall meet the minimum standards as defined in Section 64-6 of the City s Zoning Ordinance.); and - 4 -
5 5) full compliance with Engineering comments (FINAL PLAT COMMENTS (should be addressed prior to submitting the FINAL PLAT for acceptance and signature by the City Engineer): A. Provide all of the required information on the SUBDIVISION PLAT (i.e. signature blocks, signatures, certification statements, written legal description, required notes, legend, scale, bearings and distances) that is required by the current Alabama State Board of Licensure for Professional Engineers and Land Surveyors. B. Show and label all flood zones. C. Show and label the MFFE (Minimum Finished Floor Elevation) on each lot that contains an AE, V, or X (shaded) flood zone designation. D. Provide the Owner s (notarized), Planning Commission, and Traffic Engineering signatures. E. Add a note to the Plat stating that the approval of all applicable federal, state, and local agencies (including all storm water runoff, wetland and floodplain requirements) will be required prior to the issuance of a Land Disturbance permit. F. Provide a copy of the FINAL PLAT to the Engineering Dept. for FINAL PLAT review prior to obtaining any signatures. G. After FINAL PLAT review by the Engineering Dept. provide the red-line markup, a copy of the revised original Final Plat, and the original when submitting for City Engineer signature.); 6) compliance with Fire Department comments (All projects within the City Limits of Mobile shall comply with the requirements of the City of Mobile Fire Code Ordinance. (2012 International Fire Code); 7) compliance with Urban Forestry comments (Property to be developed in compliance with state and local laws that pertain to tree preservation and protection on both city and private properties (State Act and City Code Chapters 57 and 64).); and 8) completion of the Subdivision process prior to any requests for site inspections relating to the certificate of occupancy for the new building. Planned Unit Development: The PUD request is recommended for Approval, subject to the following conditions: 1) full compliance with Engineering comments (1. Any revision to the proposed site work will require the submittal of revised plans of both the Land Disturbance Permit and the ROW Permit for review and approval. 2. According to the FEMA flood map information, this property is located within a Special Flood Hazard Area. You will need to show and label the flood hazard area(s) on your plat and plans. Also, you will need to list the Minimum Finished Floor Elevation (MFFE) for the LOT. ADD THE FOLLOWING NOTES TO THE PUD SITE PLAN: 1. Any work performed in the existing ROW (right-of-way) such as driveways, sidewalks, utility connections, grading, drainage, irrigation, or landscaping will require a ROW permit from the City of Mobile Engineering Department ( ) and must comply with the City of Mobile Right-of- Way Construction and Administration Ordinance (Mobile City Code, Chapter 57, Article VIII). 2. A Land Disturbance Permit application shall be submitted for any proposed land disturbing activity with the property. A complete set of construction plans including, but not limited to, drainage, utilities, grading, storm water detention systems, paving, and all above ground structures, will need to be included with the Land Disturbance permit. This Permit must be submitted, approved, and issued prior to beginning any of the construction work. 3. Any and all proposed land disturbing activity within the property will need to be submitted for review and be in conformance with Mobile City Code, Chapter 17, Storm Water Management and Flood Control); the City - 5 -
6 of Mobile, Alabama Flood Plain Management Plan (1984); and, the Rules For Erosion and Sedimentation Control and Storm Water Runoff Control. 4. The approval of all applicable federal, state, and local agencies (including all storm water runoff, wetland and floodplain requirements) will be required prior to the issuance of a Land Disturbance permit. The Owner/Developer is responsible for acquiring all of the necessary permits and approvals. 5. The proposed development must comply with all Engineering Department design requirements and Policy Letters.); 2) comply with Traffic Engineering comments (Site is limited to three curb cuts to Laughlin Drive S with size, location and design to be approved by Traffic Engineering and conform to AASHTO standards. Any new on-site parking, including ADA handicap spaces, shall meet the minimum standards as defined in Section 64-6 of the City s Zoning Ordinance.); and 3) comply with Urban Forestry comments (Full compliance with landscaping and tree requirements of the Zoning Ordinance to be coordinated with Urban Forestry.)
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